Planning Permission Guide: When You Need It & How to Apply

Planning Permission is the formal consent needed for certain types of building work. It asks the question: "Is this development acceptable in this location?" Understanding the rules can save you months of delays and thousands in wasted fees.

What is Planning Permission?

It is a request to your Local Planning Authority (LPA) to carry out building work. It considers the size, aesthetics, layout, and impact on the local environment and neighbours.

When Do You Need It?

You typically need planning permission for:

• Building a new house.
• Large extensions (beyond Permitted Development limits).
• Changing the use of a building (e.g., from shop to house).
• Work in Conservation Areas, National Parks, or AONBs.
• Work on Listed Buildings (requires Listed Building Consent).
• Splitting a house into flats.
• Adding a balcony or raised veranda.

Permitted Development (PD) Rights

Some improvements can be made without full planning permission under PD rights. Common examples (subject to limits) include:

• Single-storey rear extensions: Up to 4m for detached, 3m for others (can be increased to 8m/6m via Prior Approval).
• Side extensions: Single storey, up to half the width of the original house.
• Loft conversions: Up to 40 cubic metres (terrace) or 50 cubic metres (detached/semi).
• Porches: Under 3 square metres.
• Internal alterations: Knocking down internal walls (Building Regs still apply!).

Warning: PD rights can be removed or restricted (Article 4 directions), so always check first.

The Application Process (5 Steps)

1. Pre-application Advice: (Optional) Ask the council informally if your idea is likely to succeed.
2. Preparation: Create scaled architectural drawings (plans and elevations), location maps, and design statements.
3. Submission: Submit via the Planning Portal with the correct fee (approx £206 for householder applications).
4. Consultation: The council alerts neighbours and puts up notices. A "public consultation" period lasts about 3 weeks.
5. Decision: A planning officer reviews the plans against local policies and makes a recommendation.

Decision Outcomes

• Granted: You can start work (often subject to conditions like matching materials).
• Refused: You cannot start. The refusal notice will explain why.
• Withdrawn: You pull the application before a refusal, usually to amend the design and resubmit.

Factors Affecting Decisions

• Overshadowing / Loss of light to neighbours.
• Overlooking / Loss of privacy.
• Visual impact / Character of the area.
• Highway safety / Parking.
• Nature conservation / Trees.
• Flood risk.

Appeals

If refused, you can appeal to the Planning Inspectorate. This is free but takes months. About 30% of householder appeals are successful.

Common Mistakes

• Invalid Plans: Drawings missing scale bars or north points.
• Ignoring Neighbours: Not talking to them first leads to objections.
• Overdevelopment: Trying to build too much on a small plot.
• Wrong Material Choice: Using modern cladding in a street of Victorian brick.

Timescales

• Preparation: 2-4 weeks (architect).
• Validation: 1-2 weeks (council checking documents).
• Determination: 8 weeks (statutory target for minor apps).
• Discharge of Conditions: 8 weeks (after approval).

Conclusion

Planning can be complex, but it's manageable with the right team. Smarter Build & Maintenance Ltd works with experienced architects to design projects that not only look great but tick the right boxes for planning officers.